PROPOSED CONVERSION OF OUTBUILDINGS At Kilnhill Farm, Edale Road, Hope, S33 6ZF Design & Access Statement (Including Heritage Statement)

Document ref: 2019-01-08-AB-DAS Prepared for – Mr. A Brady (the Applicant) Date – January 2019

## Contents

1. **INTRODUCTION**\
   1.1 Opening statement\
   1.2 List of application drawings\
   1.3 Purchase, renovation & extension of the listed farmhouse\
   1.4 Proposed conversion

2. **THE SITE**\
   2.1 Site location\
   2.2 Site topography\
   2.3 Existing site plan & floor plans\
   2.4 Site description\
   2.5 The existing outbuildings

3. **DESIGN PROPOSAL**

4. **ACCESS ISSUES**

5. **HERITAGE STATEMENT**\
   5.1 Heritage context\
   5.2 The proposed conversion – description & justification for the proposals\
   5.3 Conclusions on Heritage impact\
   5.4 Summary 1 Introduction

1.1 Opening statement This document has been prepared for the Applicant, Mr A Brady by his Agent, Mr M Whitfield (Architect, BA[hons] March ADPPA RIBA) of Whitfield Architects to accompany a householder application for planning & listed building consent for the conversion of outbuildings adjacent to the grade II listed Kilnhill Farmhouse, Edale Road, Hope (postcode – S33 6ZF) to create a two bedroom self catered lettable holiday cottage.

1.2 List of application drawings The following architectural drawings are being submitted alongside this document and the completed application form:

- P(00)01 Site Location Plan.
- P(01)01 Existing Site Plan (revision B).
- P(02)01 Proposed Floor Plans (revision D).
- P(03)01 Existing Elevations.
- P(03)11 Proposed Elevations (revision B).
- P(03)12 Proposed Detailed Elevations (revision B).

In addition, an accompanying Transport Note (prepared by Mode Transport Planning) and a Bat Survey Report (prepared by ML Ecology) are submitted alongside this document & the accompanying architectural drawings.

1.3 Purchase, renovation & extension of the listed farmhouse The Applicant purchased the property in 2014 with the long term intention of renovating and extending the property to provide a new family home.

The farmhouse was in a poor condition when purchased and since then has been sensitively renovated and extended to create suitable accommodation for the Applicant and his family (refer to application reference NP/HPK/0814/0926 for the renovation works and application references NP/HPK/1015/1026 & NP/HPK/1015/1027 for the extension).

The proposals illustrated in this document seek to build on the work undertaken to date by converting the adjacent farm outbuildings to create new self-catering holiday accommodation. The renovation and extension work undertaken to date acts as a benchmark of quality for the proposed conversion.

1.4 Proposed conversion The planning & listed building consent application that this statement accompanies is for the conversion of three connected small single storey outbuildings, which are located within land owned by the Applicant and which are adjacent to Kilnhill Farmhouse (the Applicant’s family home).

The converted outbuildings are intended to provide new self-catering guest accommodation separate to the family home, which is to be made available to guests & tourists visiting the surrounding Peak District.

This proposed conversion & change of use is considered to be compatible with the Park Authority’s Local Development Framework Core Strategy, namely section 10.23 which states –

“Conversions and changes of use of existing traditional buildings of historic or vernacular merit will provide ample opportunities for small scale holiday developments.”

Policy RT2 further states in relation to new self-catering accommodation –

“...the change of use of a traditional building of historic or vernacular merit to serviced or self-catering holiday accommodation will be permitted, except where it would create unacceptable landscape impact in open countryside...”.

The proposals shown on the accompanying drawings have been developed to create a sensitive conversion of the existing outbuildings, maintaining their historic character and as such, not providing an unacceptable impact on the open countryside or the adjacent grade II listed farmhouse. 2 The site

2.1 Site location

The site location is shown on the image below with the application boundary shown in red and the remainder of the Applicant’s site ownership in dark blue. Edale Road runs from south to north (and vice versa) between the application site to the west and the adjacent River Noe (light blue) to the east.

2.2 Site topography

As would be expected from a site in close proximity to a watercourse such as the River Noe, the site topography is characterised by the slope of the site from west to east towards the line of the river.

From the river upwards is a steep slope up to the route of Edale Road and from here the existing farmhouse and adjacent outbuildings sit at an elevated position when compared to the level of the road.

2.3 Existing site plan & floor plans

The existing site plan is shown below (see also drawing P(01)01):

The existing outbuilding floor plan is shown below (see also drawing P(01)01): 2.4 Site description

The site can best be described as a collection of farm buildings, centred on the grade II listed farmhouse with a central farm track bisecting these buildings and leading to a grassed parking area and larger barn structure to the west.

In the photograph above (taken from Edale Road) the existing rear elevation of the farmhouse is shown on the left. The recently completed single storey extension to the original farmhouse is shown in the middle of the photo (the lighter coloured stone building). The existing outbuildings proposed for conversion are shown on the right of the photograph.

The site is currently accessed from a newly constructed access road from Edale Road to the right of this photograph which leads to the rear of the property (around the existing outbuildings for conversion) and the existing car parking area.

The original site access (centre of the photograph above) has been temporarily closed off with a traditionally styled timber gate.

The existing stone retaining walls along Edale Road shown in the photograph above are to be retained and unchanged by the conversion proposals.

The photograph to the bottom right of this page shows the collection of buildings which make up Kilnhill Farm – the outbuildings to be converted are shown to the left and the extension to the farmhouse is shown in the centre with the farmhouse behind. Below: the north east corner of the existing outbuildings proposed for conversion.

Below: the existing outbuildings include a small dilapidated lean to which is to be reconstructed.

Below: the north west corner of the outbuildings, with the new farmhouse extension to the rear.

Below: the southern elevation of the western part of the outbuildings. The existing outbuildings are constructed of stone walls with a mix of roof finishes including stone slates and corrugated roofing sheets.

Existing window frames and doors are generally made of timber, with a painted finish (though much weathered). Window panes where they remain are single glazed.

The outbuildings are a collection of four individual structures, each of a varying size & height and all adjoining one another but with no interconnections between them internally.

On the application drawings (specifically P(01)01) and within this document these individual structures are referred to and described as:

**Barn 1** – a single storey structure with a dual pitch roof, the most eastern part of the outbuildings. The structure is sub-divided internally with a stone wall (to be removed as part of the proposed works). Two external doors give access to the two internal rooms. There is one small window located on the western elevation.

**Barn 2** – a single storey structure with a dual pitch roof, being the central part of the collection of outbuildings. The structure is not connected to barn 1 but there is a lean to between these two buildings. There is a single external door opposite the farmhouse rear elevation and a single window to the western elevation.

**Barn 3** – a single storey structure with a mono-pitch roof with a parapet wall up against Barn 2. The structure abuts Barn 2 and the north & eastern walls of Barn 3 are partially underground. There is a single external door opposite the farmhouse rear elevation and a single high level window to the southern elevation.

**Lean-to** – between Barns 1 & 2 on the northern side of the outbuildings is a small dilapidated lean-to structure (an external stone wall and corrugated sheet roof) which is in a very poor state and is proposed to be replaced as part of the works described below.

All four parts of the outbuildings are currently used for the Applicant’s domestic storage (i.e. they no longer have an agricultural use). 3 Design proposal

This proposal seeks to convert all of the existing three adjoining outbuildings (Barns 1, 2 and 3) and extend the central outbuilding (Barn 1) over the existing footprint of a dilapidated lean too.

The converted and extended outbuildings will provide a central open plan kitchen, dining and living room; with access to two bedrooms with en-suite shower rooms. The internal floor levels will step up and down as required due to the varying external and internal levels. A new “front door” is proposed on the south elevation of the outbuildings, which allows access to the shared driveway and car parking area.

All existing window and door openings are to be retained. All existing window frames and glazing however will be replaced, with matching, traditionally styled painted timber frames and double-glazed windows. The existing door openings facing the farmhouse will be infilled and clad externally with timber, with a stained finish, which will allow for privacy between the new guest accommodation and the existing farmhouse; whilst preserving the size and positions of the historic openings. The new front door will match these infills, for consistency across the elevation.

A single new window opening has been sensitively positioned to provide natural light to bedroom 2 whilst maintaining the external character of this part of the outbuildings (i.e. a small sized tall window positioned to suit the internal layout). New conservation style rooflights are shown to the roof (x7 in total).

All new external walls will be formed in natural stone to match the existing external walls. New door and window openings will have stone sills & lintels to match the existing outbuildings. The existing roof finishes will be removed and replaced with a new natural slate finish, to match the farmhouse extension. New rainwater goods will be traditionally styled to match the farmhouse extension.

To the northern elevation, a set of patio doors is proposed to provide additional natural light into the central living room and to provide external access to a small sunken patio. This patio will be lower than the existing embankment level to the north of the outbuildings and approximately level with the floor finish of the converted outbuilding living area. This is a similar layout and design to the sunken patio and doors to the adjacent farmhouse extension. A stone wall (part retaining wall) will run along the perimeter of the patio – with the existing landscape levels to the north of the wall maintained (so the patio appears hidden from the main road).

The design proposals seek to sensitively convert the existing outbuildings with only a small extension to the north elevation, to replicate the existing footprint of the demolished lean-to.

4 Access issues

A new vehicle access has been formed (part of a previous planning application) located to the north of the outbuildings and connecting the existing car parking area to the west of the farmhouse with the main road. The converted outbuildings will share this vehicle access and the car parking area, which is sizeable enough to easily accommodate 4 x cars and a turning area (i.e. three for the farmhouse and one for guests, based on current car parking guidelines – refer also to the accompanying Transport Note for further information).

Pedestrian access to the outbuildings is via a new front door on the south elevation of the outbuildings.

Refuse collection will be shared with the farmhouse – i.e. the Applicant will organise refuse collection from the guest accommodation in advance of refuse collection day and combine this with the refuse from the farmhouse (using the same pick up point at the site perimeter).

There is ample space within the site perimeter for any larger vehicles or small delivery vehicles to access the site and use the car parking area to manoeuvre – so no reversing onto the highway for larger vehicles is required. Access to the existing farmhouse is unchanged. 5 Heritage Statement

The following Heritage Statement is included within this Design & Access Statement as required by the National Planning Policy Framework (NPPF) for any development which has an impact on a designated heritage asset. In this regard, the existing farmhouse is a grade II listed building and the site is located within a Conservation Area.

This section will provide:

- A summary of the heritage context and a response to the consultation comments on the previously withdrawn application;
- A more detailed description of & justification for the proposed conversion;
- And the impact of the proposals on the heritage context of the site.

This section is intended to summarise the impact on the existing heritage context of the site by the proposals and to demonstrate how these changes will result in an overall improvement of the existing site as a whole and the existing outbuildings in architectural terms; given that the proposed works will renovate, refurbish and sensitively extend the existing dilapidated outbuildings which are in a poor condition both internally and externally.

5.1 Heritage context

5.1.1 The application site

The application site location is described above in section 2.

5.1.2 National Planning Policy Framework

The National Planning Policy Framework (NPPF) states at paragraph 131 that in the determination of planning applications, local planning authorities should take account of:

- The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
- The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
- The desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 132 advises that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation.

Paragraph 137 states that local planning authorities should look for opportunities for new development within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.

5.1.3 The adjacent listed building

The existing Kilnhill farmhouse is a grade II listed building, located on a prominent position along Edale Road.

The main house is characterised by a central front door with a single window to either side. These single windows repeat above at first floor. The external walls and roof are made from local stone (coursed stonework and stone tiles respectively). Two stone chimney stacks flank either side of the roof on each gable end.

The remaining three elevations are made of local stone, with the rear elevation being more of a diverse collection of window and door openings – reflecting the fact that the original building was extended here from a smaller rear building to create the more symmetrical proportioned house seen today.

The farmhouse was sensitively renovated in 2014 and extended by the Applicant in 2017. The quality of design & construction of the extension to the farmhouse is to be repeated with the conversion of the outbuildings.

5.1.4 List description

Heritage Category: Listed Building Grade: II List Entry Number: 1096625 Date first listed: 24-Sep-1984 Statutory Address: KILNHILL FARMHOUSE, EDALE ROAD, S33 6ZF PARISH OF HOPE, EDALE ROAD (West Side), Kilnhill Farmhouse (Formerly listed as: Kilhill Farmhouse) "House. Early C18. Coursed gritstone with gritstone dressings. Stone slate roof with stone gable end stacks. Angle quoins. Two storeys. South elevation of two bays. Central doorway with stone surround, keystone and bracketed stone hood. C20 glazed door. Flanked on each side by windows with flush stone surrounds and pairs of small plain sashes set in. Two similar but smaller windows above. North elevation with two 2-light square section flush mullion windows" [Listing NGR: SK1716183887]. 5.1.5 The existing outbuildings

The existing outbuildings are a mix of three or four structures built (we think) at different times as agricultural buildings associated with the former use of the land as a small holding (with the farmhouse at its centre).

The existing outbuildings are stone built, with timber framed door and window openings with single glazing. Some existing window openings are boarded up and the general condition of the windows and doors is poor.

The roof to the lowest of the structures has a stone tile finish – considered to be the oldest part of the building. The other parts of the outbuildings have corrugated sheeting as their roof finish. The roofs are leaking and in need of replacement.

The outbuildings are suitable for conversion to residential use, with minor changes to the external walls and floor; and with more significant changes to the roof covering, internal walls, door openings and windows.

Most of the existing built form of the outbuildings is to be retained with a small extension to replace an existing lean to along the northern elevation.

The irregular shape, quirkiness and agricultural character of the existing outbuildings will therefore be maintained, breathing new life into an under used storage building.

5.1.6 Peak District National Park Farmsteads Character Statement

The Peak District National Park Farmsteads Character Statement provides guidance for sustainable development and enhancement of historic farms within the Peak District, of which Kilnhill Farm is considered to sit within the loose and small courtyard style of farmstead, where a detached farmhouse sits adjacent or opposite to ancillary farm buildings with a simple courtyard in between (it is thought that Kilnhill Farm in parts dates back to the 18th century).

The layout of individual buildings within the farmstead and the relationship between the farmhouse and the outbuildings will remain unchanged by the proposals shown on the accompanying drawings – there is no change to the overall footprint, position, height, scale and external materials proposed – as the scope of the project is to convert the existing rather than fundamentally change the size or appearance of the outbuildings.

5.1.7 Previous planning & listed building consent applications

The following planning & listed building consent applications for the site are relevant in relation to this application:

- Listed building consent for the works to the farmhouse – refer to application reference NP/HPK/0814/0926 for these renovation works. APPROVED.
- Listed building consent and planning approval for the extension to the farmhouse - refer to application references NP/HPK/1015/1026 & NP/HPK/1015/1027. APPROVED.
- Listed building and planning consent for the conversion of the outbuildings – refer to application references NP/HPK/0618/0559 & NP/HPK/0518/0377. WITHDRAWN.

5.1.8 Comments received from Conservation Officer (on Withdrawn application)

A previous application for planning & listed building consent was submitted to the local authority in summer 2018 and subsequently withdrawn by the Applicant’s Agent, in order to address comments received from the local authority’s conservation officer.

These comments are summarised as follows and a response (by the author / Agent) is provided below each comment (in blue) which aims to address the issue raised as much possible at this stage:

“I fully support the repair and enhancement of the outbuildings. However, I have concerns about the current proposal because of the following:

(a) Use: The outbuildings are currently used as (domestic) storage for the principal building. This is clearly the preferred use as the buildings were constructed as ancillary buildings to the principal building (original use) and this use does not incur any alterations to historic fabric and the floor plans. However, other uses may be acceptable, subject to the new use (and alterations required to enable the new use to be implemented) not compromising the significance of the outbuildings, their contribution to the significance of the principal listed building, the setting of the listed building and the character and appearance of the Birchover Conservation Area.

Whilst there may be other possible uses for the outbuildings should these not be utilised in their current form as domestic storage space; the Applicant does not wish to consider these as only a conversion to a two bedroom holiday cottage is desired (i.e. if a holiday cottage is not acceptable to the local authority, no work will be undertaken to convert the outbuildings to a new use).

(b) Alterations:

(i) Are any structural works and / or consolidation / rebuilding parts of the structures required? If so, information should be provided. The existing lean-to is to be demolished and replaced with a new extension. The remaining outbuilding external walls are relatively substantial but may well require some local underpinning and repair as required to ensure their continued stability.

The exact extent of structural works, rebuilding and repair can be confirmed prior to works commencing on site if required by the local authority (in conjunction with an appointed building contractor). It is anticipated that new structural ridge beams (timber or steel) will be required to Barns 1 and 2 including the new extension.

(ii) The proposed scheme does not respect the internal layout of the outbuildings. All the doorways within the south elevation of the buildings are to be permanently fixed and internal walls are to be removed and/or altered. The internal wall within the west structure appears to contain evidence of earlier openings;

The existing internal stone walls are required to be removed to facilitate the proposed two bedroom layout with living accommodation, kitchen and en-suites. Unfortunately, retention of all of these internal walls would not provide the layout required by the Applicant to make the holiday cottage commercially viable as a holiday let. In addition, opening up the former door openings in the west structure does not provide a viable floor plan layout.

Since this comment was made however, the proposed design has been amended to propose the new “front” door to the converted outbuildings to be located on the farmhouse side of the building (and not the northern elevation).

(iii) The north (back) elevations of the structures are fenestration free; this is in keeping with the local vernacular. The introduction of openings within the back elevations of the outbuildings will therefore dilute the character and significance of the outbuildings. Patio (French) doors are alien to the character of the buildings;

In the proposed scheme that this document accompanies, the design has been amended to omit any new window openings on the northern elevation. The patio doors however remain to the living room and these access the sunken patio. It should be noted that patio doors were considered appropriate for the extension to the existing farmhouse (and have been installed allowing access to the farmhouse external patio). A similar requirement is desired to the living room of the converted outbuildings.

Given the proposed floor level of the living area to the converted outbuildings, this results in the sunken patio with the existing site levels along the northern elevation being retained. It is therefore anticipated that the base of the patio doors will be visually screened by the landscaping when viewed from Edale Road, and as such will appear as window openings rather than a patio door opening (and therefore, we hope, more acceptable).

(iv) The number and position of the proposed rooflights; the combination of the new windows, doors and rooflights proposed on the back (north) elevation of the outbuildings will harm the character of the structures.

All rooflights will be of the Conservation type. The number of windows overall has been reduced since receipt of this comment. Seven rooflights in all are provided, with five of these being north facing. These are preferred on the northern elevation, to allow constant north lighting into the converted outbuildings – however, if required by the local authority these could be repositioned on the southern facing roof.

(v) The design of the proposed new windows is discordant with the character of the outbuildings. Little detail has been submitted on the proposed alterations and the detailing indicated on the ‘Proposed Detailed Elevations’ is poor;

The number of window openings has been reduced since receipt of this comment, with a larger reliance on roof lighting to provide natural light to all internal rooms. Only one new window opening is now proposed (with three existing window openings reused). In terms of the detailing of this new window and the replacement windows, the “detailed elevation” drawings provided are at a scale of 1:50 which we assume is acceptable (if not larger scale drawings could be provided). The same level of detail was provided for the approved extension to the farmhouse.

(vi) A wood-burner flue is proposed on the back pitch rising above the roofs of the outbuilding and detracting from its character;

The log burning stove is desired by the Applicant (it is still currently shown on the submitted drawings). As a compromise, the flue could be relocated to be moved from the northern side of the ridge line to the southern side (and therefore when viewed from Edale Road, the visual impact would be lessened).

(vii) The sunken patio proposed at the back of the outbuilding is out of character with the host (out-) buildings and will not preserve or enhance the character and appearance of the Conservation Area.”

As stated above, the extent of the sunken patio has been reduced in size; with the previously proposed side path and stairs omitted. Given its sunken nature, the patio will not be visible from Edale Road.

5.1.9 Perimeter landscaping and courtyard changes

The previously submitted proposals involved changes to the perimeter landscape and courtyard areas – however the proposals have been scaled back, to aim to maintain the existing external landscape character of the outbuildings which is key to preserving the special landscape and architectural character of Kilnhill Farm. 5.2 The proposed conversion – description & justification for the proposals

The following text & imagery provides a more detailed description (in addition to Section 3 and 4 above) and justification for the proposed design described in section 3 above and illustrated on the application drawings.

The proposed external elevations are included below - see also drawing P(03)12:

**SOUTH ELEVATION**

Above: Proposed south elevation showing, from left to right: 2 x existing doors infilled; new front door to converted outbuilding; 2 x existing doors infilled; and a replacement of the existing high-level window.

**NORTH ELEVATION**

Above: Proposed north elevation showing, from left to right: New patio doors to sunken patio and 5 x conservation rooflights.

**WEST ELEVATION**

Above: Proposed west elevation showing, from left to right: 2 x replacement windows within existing window openings; existing yard and the existing farmhouse. Log burning stove flue shown centrally (and to a height required by building regulations).

**EAST ELEVATION**

Above: Proposed east elevation to Edale Road showing, from left to right: the existing farmhouse; the existing yard; 2 x new conservation rooflights; 1 x new structural opening and window to provide additional natural light to the bedroom here; and on the right hand side of the image, the proposed extension on the footprint of the existing lean-to. 5.2.1 Size, height & scale

All three elements of the existing outbuildings (Barns 1, 2 and 3) are to be converted. A small new extension is to be built on the footprint of the existing lean-to between Barns 1 and 2.

The overall size of the building footprint will therefore remain the same.

The height of the proposed new roof covering will match the existing height of the outbuildings in the case of each new roof. The height of the new extension on the footprint of the existing lean-to will match the height of Barn 1.

The overall height of the converted buildings will therefore remain the same.

The scale of the outbuildings in comparison to the existing farmhouse and its recently completed extension is complimentary – the outbuildings will remain the subservient part of the collection of buildings that formerly made up the farm.

The proposed conversion therefore is complimentary in scale to the listed farmhouse.

5.2.2 External materials

The existing materials used to construct the outbuildings are as follows:

- External walls of random & coursed natural stone with stone features.
- Timber framed single glazed windows with frames & glazing both requiring replacement due to poor condition.
- Pitched roof finish consisting of a mix of natural stone slates (Barn 1) and corrugated sheeting.
- External timber doors & door frames - require replacement due to redundancy and poor condition.
- Solid floor - mix of stone and concrete (no floor finish).
- No ceilings to outbuildings currently - open roof structure only (i.e. rafters and roof covering exposed). Replacement of all damaged, rotten or otherwise defective rafters will be required.
- Existing stone internal walls to outbuildings – most of these internal walls will need to be removed to facilitate the proposed new layout and unfortunately, it is not possible to accommodate a 2 x bedroom layout without removal of the walls noted.
- Currently there are no existing internal doors (all rooms are accessed externally).
- Stone chimney stacks to existing farmhouse only – no flues or other external pipework.
- Mix of wall mounted and free-standing lighting to existing house and patio area only.
- Rainwater goods to the existing house & extension are traditionally styled and black in colour.

The proposed materials associated with the conversion are as follows:

- All existing external walls to Barns 1, 2 and 3 are to be retained and repointed externally as required. New external walls to the proposed extension will be of coursed local stone with any new stone features to match the existing (sills, lintels & quoins).
- New windows to be timber framed casement windows with double glazing. Frame colour to match house extension.
- The existing roof finish will be removed, and a new natural slate finish will be constructed, to match the extension to the existing farmhouse. All clay ridge tiles will be replaced where re-use is not practical. No fascia board is proposed – the eaves detail to all elevations will match the extension to the existing farmhouse.
- New front door to outbuildings and new patio doors within new structural opening in outbuilding wall to be timber framed doors with double glazing. Frame colour to match house extension.
- New level floor with damp proof membrane, ground bearing insulation and screed, with new floor finishes throughout.
- The new ceiling will consist of new insulation between and under the rafters, with a new plasterboard finish with plaster skim and painted finish. 2 x new timber or steel ridge beams may well be required.
- New timber stud walls to sub divide bedrooms and en-suite accommodation. Plasterboard to stud-work with plaster skim and painted finish.
- New internal doors to be timber with timber frames (either painted or stained).
- No new chimney stacks proposed to outbuilding - flue from wood burning stove only. The new flue will be of polyester powder coated aluminium or steel, with a dark grey or black colour.
- Lighting proposals not yet known - if required, a suitably worded planning condition should be added to the listed building consent.
- New rainwater goods will be traditionally styled and black in colour (i.e. to match the farmhouse).

The proposed external materials are therefore complimentary and appropriate for the Conservation Area and to maintain the historic setting of the listed building; whilst involving minimal intervention and change to the existing external appearance of the outbuildings. 5.3 Conclusions on Heritage impact

This document has aimed to set out the design, access and heritage aspects of the proposed renovation, conversion & extension.

In terms of assessing the heritage impact of the proposed development; this has to be considered in the context of the affected heritage assets – in this case the existing grade II listed farmhouse and surrounding Conservation Area.

Given the current condition of the outbuildings, we consider their renovation, conversion & extension to have a positive impact on the existing heritage assets, as the existing buildings will be fully renovated & improved to provide new guest accommodation, removing any elements which are dilapidated or in need of replacement and which have a negative impact on the farmhouse and the wider Conservation Area.

This is specifically due to:

- The existing poor quality corrugated roof finish will be removed.
- The existing poor quality windows and door infills will be removed and replaced.
- There is little change to the exterior of the outbuildings (i.e. the external walls & stonework).
- There is no increase in overall roof height.
- The proposed external materials selected are complimentary and appropriate to the setting.
- No works to the exterior or interior of the existing grade II listed farmhouse are proposed.
- The proposed conversion will mean the outbuildings remain subservient to the existing farmhouse.
- The conversion works will secure the outbuildings and prevent further deterioration.

5.4 Summary

It is clear that the conversion of the outbuildings will affect the significance of the recognised heritage asset of the grade II listed farmhouse and the wider Conservation Area.

However given the proposed design solutions and justification provided above, the impact is considered by the author to be positive.

The proposal represents an opportunity for the elements of the outbuildings which are of poor quality and do not provide a positive contribution to the setting of the listed building & Conservation Area to be removed; and replaced with improved elements which complement the surrounding heritage context, improve this corner of the Conservation Area and better reveal the significance of the grade II listed farmhouse and the historic collection of farm buildings as a whole.